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HomeMy WebLinkAboutZ-4853-A Staff Analysisc Septeiuber 12, 1996 ITEM NO.: 4 Z -4853-A Size: 236± acres Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North - Single Family homes and vacant tracts; zoned R-2/sheet metal shop; zoned PCD South - Single Family homes; zoned R-2/Vacant tracts; zoned MF -12 and MF-24/Church; zoned R-2 East - Single Family homes and vacant tracts; zoned R-2 West - Single Family homes, vacant tracts and church; zoned R-2/salvage yard and mini -warehouses; zoned PCD PUBLIC WORKS Baseline (not West Baseline) is a principal arterial according to the Master Street Plan, 55 feet of right -off -way from centerline and 30 feet of widening with a sidewalk is called for with construction. Colonel Miller Road is a Minor Arterial, 45 feet of right-of-way from centerline with 30 feet of pavement from centerline with a sidewalk is the design standard. A right turn lane would be required with the additional right-of-way at the intersection of these two roads. Crystal Valley is a collector and 30 feet of right- of-way is required with 1.8 feet from centerline and a sidewalk is required with construction. There exists a floodway and flood plain on this property. Several permits including Little Rock Corp. of Engineers, ADPCE, NPDES, and local grading permits are required prior to construction. All structures are to be constructed one foot above the flood elevations with SFHA development permits. There needs to be a wet lands determination by Cabalette Joint Venture Owner: Applicant: Bruce Bartley 13,300 Block of Baseline Road Location: Rezone from R-2 and MF -12 to Request: MF -6 Develop as multifamily Purpose: residential golf course community Size: 236± acres Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North - Single Family homes and vacant tracts; zoned R-2/sheet metal shop; zoned PCD South - Single Family homes; zoned R-2/Vacant tracts; zoned MF -12 and MF-24/Church; zoned R-2 East - Single Family homes and vacant tracts; zoned R-2 West - Single Family homes, vacant tracts and church; zoned R-2/salvage yard and mini -warehouses; zoned PCD PUBLIC WORKS Baseline (not West Baseline) is a principal arterial according to the Master Street Plan, 55 feet of right -off -way from centerline and 30 feet of widening with a sidewalk is called for with construction. Colonel Miller Road is a Minor Arterial, 45 feet of right-of-way from centerline with 30 feet of pavement from centerline with a sidewalk is the design standard. A right turn lane would be required with the additional right-of-way at the intersection of these two roads. Crystal Valley is a collector and 30 feet of right- of-way is required with 1.8 feet from centerline and a sidewalk is required with construction. There exists a floodway and flood plain on this property. Several permits including Little Rock Corp. of Engineers, ADPCE, NPDES, and local grading permits are required prior to construction. All structures are to be constructed one foot above the flood elevations with SFHA development permits. There needs to be a wet lands determination by Septe,r;,ber `12, 1996 ITEM tQO.: 4 �-4853-A Cont. Corp of Engineers. Stormwater Detention and soil loss calculations will be required for this parcel. Driveways shall be 100 feet from the intersections and 300 feet minimum spacing as required by ordinance. Site plan needs approval of the Traffic Engineer and staff recommends a pre -submittal conference concerning the site plan. A deferral of boundary street improvements by the Board of Directors will be required as a part of the proposed phased construction plan submitted to staff. A request should be submitted with the application and a .recommendation by the Planning Commission needs to follow the proposed site plan submittal. A request to remove a collector on the Master Street Plan will be needed or the right-of-way needs to be dedicated as a part of the re -zoning. Baseline's 1992 traffic count just west of Stagecoach was 3200 ADT. Each unit would add 10 trips per day. PUBLIC TRANSPORTATION ELEMENT There is no LATA bus route located within close proximity of this site. LAND USE ELEMENT The site is located in the Crystal Valley District. The adopted Land Use Plan recommends Single Family, Multifamily, Open Space/Park and Public Institutional uses for the site. The request is for Low Density Multifamily. Staff does not believe the overall density will be increased with the proposed change. The distribution may be different and with "MF -6" the locations of concentrations or whether there will be concentrations is unknown. staff recommends the creek drainage area - floodway be shown as Park/open Space. There is a Parks Plan issue. The Park/open Space area on the Plan is on the Master Parks Plan. There has been a different site development south of the Otter Creek subdivision. It may be possible to replace the proposed park with this existing developed park to the south. South of the creek and northwest of the Colonel Carl Miller/Baseline intersection would change from Single Family and Multifamily to Low Density Multifamily. The overall density should be similar to that in place now. While the single family increases, the multifamily decreases. The Public use area would move from Crystal Valley Road to Baseline Road. The current site was a proposed school site (by consultant planners in 1986). The proposed site is the location of an existing church. A small area which was 0; Septeittber 12, 1996 ITEM NO.: 4-4853-A (Cont. Single Family and Park along crystal Valley north of the creek would be changed to Low Density Multifamily. There are existing single family homes to the north and east of this site. In summary staff does not believe the density change is significant. It appears this is just a slight rearrangement of residential density. The change is appropriate with the surrounding "Planned,, development pattern. This pattern is multifamily south of Baseline, single family to the north and west of the area in question with commercial to the east. STAFF ANALYSTS The request before the Commission is to rezone this 236± acre tract from ,mF-12" Multifamily and "R-2" Single Family to "MF -6" Multifamily. The majority of the 236± acre site is zoned R-2. 14.03± acres fronting on Baseline Road are now zoned MF -12. This MF -12 zoning was done in 1987. At about the same time the property along Baseline was zoned MF -12, approximately 40± acres directly north was zoned PRD for a 264 lot zero -lot line single family residential development. The PRD has since been revoked. The applicant proposes to zone the entirety of the 236± acre tract to MF -6 to allow for the future development of a multifamily residential golf course -community. The 236± acre site is now undeveloped and large portions of it are wooded. The applicant proposes to cluster several multifamily developments around an 18 hole golf course. The golf course will utilize approximately 140± acres of the 236± acre site. 1f the MF -6 zoning is approved, the applicant will have to return to the Commission for site plan review and a conditional use permit for the multifamily development and golf course. The property is located at the western edge of the City, north of the Otter Creek community. A portion of the site is outside of the city limits but within the City's zoning jurisdiction. The area is rural in nature with the primary land use pattern being single family homes on larger tracts and large tracts of undeveloped property. Two single family residential subdivisions are located across Baseline Road to the south and along Crystal Valley Road to the east. A salvage yard and a mini -warehouse complex are located across Carl Miller Road to the west. A sheet metal shop is located on a tract of land zoned PCD adjacent to the north of the site. Several tracts of undeveloped MF -6, MF -12 and MF -24 zoned property are located south of Baseline Road, between the subject property and the Otter Creek Community. The Crystal Valley District Land Use Plan currently recommends Single Family, Multifamily, Open Space/Park and 3 September 12, 1996 ITEM NO.: 4 Z -4853-A Cant. Public Institutional uses for the site. The request is for Low Density Multifamily, MF -6. Staff does not believe the overall density will be increased with the proposed change. The 14+ acres now zoned MF -12 will be reduced to MF -6. The MF -6 designation is not that much more dense than the density which could be developed on the remaining R-2 zoned property. Staff does recommend that the creek drainage area be shown as Park/Open Space on the Plan. This will coincide with the developers proposed use of that area as a golf course incorporating a series of lakes along the creek. To summarize, staff believes the proposed MF -6 zoning is not incompatible with established zoning and uses in the area. Staff does not believe a proposed land use plan amendment to low density multifamily is a significant change. Such a change is appropriate in light of the surrounding land use and zoning pattern. STAFF RECOMM41ENDATION Staff recommends approval of the requested MF -6 zoning and of an amendment to the Crystal Valley District Land Use Plan. PLANNING COMMISSION ACTION: (SEPTEMBER 12, 1996) Jim Lindsey and several other persons were present representing the application. There were several neighborhood residents and area property owners present as well, one of which indicated opposition to the item. Staff presented the item and a recommendation of approval of the MF -6 zoning and of an amendment to the Crystal Valley District Land Use Plan. Jim Lindsey addressed the Commission in support of the item. He showed a video which described other Lindsey multifamily developments. Mr. Lindsey stated that they had met with residents of the Otter Creek and Crystal Valley neighborhoods. Mr. Lindsey then stated that he would not develop more than 1,050 units on the property, which amounts to a density very close to that allowable under the existing zoning. He stated that the proposed project would be screened to please neighbors, with either a wrought iron or wood fence. Mr. Lindsey concluded by stating that he felt his development would be a positive boost for Southwest Little Rock. Carl Moody, President of the Otter Creek Home Owners Association, addressed the Commission. He stated that the members of the home owners association emphatically supported the rezoning and proposed development. 4 Septe;nber' 12, 1996 ITEM NO.: 4 Z -4$53-A (Cont. Sam Raines, an area property owner, spoke in favor of the rezoning request. Tommy Hodges, of #2 Otter Creek Court, spoke in favor of the rezoning request. Etta Lane, of 8722 Colonel Carl Miller Road, addressed the Commission. She stated that she was not opposed to the development. She stated she was part of a community trying to organize to obtain safe drinking water. Melody Parsley, secretary of the Crystal Valley Property Owners Association, addressed the commission. She stated that the association was not opposed to the development, but noted a difference in the number of units to be constructed in Phase I from the plan submitted to the association and the plan submitted for the october 10, 1996 Planning Commission hearing. Mr. Lindsey stated that only 384 units would be built in Phase I, which is the number which had been presented to the neighborhood residents. Susan. Hardin, of 3900 Doral Drive, addressed the Commission. She stated that she had heard Lindsey Developments were poorly constructed and were low -rent housing. She asked that the rezoning request be delayed until some questions were answered. Vinita Settlers, representing Quinn Chapel AME Church at 8520 Colonel Carl Miller Road, addressed the Commission. She stated that she was concerned that the required widening of the road would affect the church which is built close to the street. She was advised that any widening of Colonel Carl Miller Road required as a result of Mr. Lindsey's development would take place only on his side of the street and would not affect the church property. Barry Haas, of 3900 Doral Drive, addressed the Commission in opposition to the rezoning. He stated that he felt the project was on "too fast a track" and asked that the rezoning be deferred to allow adjacent property owners an opportunity to review and consider the issue. He asked why the applicant's interests should outweigh those of long-time neighborhood residents. Mr. Haas presented a list of questions which he wanted answered (staff did not receive a copy of that list). Mr. Haas also discussed traffic problems in the area, primarily at the Stagecoach and Crystal Valley Road intersections. He stated that the proposed development would only add to those problems. Jim Lawson, Director of Planning and Development, answered several of the issues raised by those who had spoken. He stated that staff had made as strong an effort to notify area residents of the proposal as he had ever seen. Mr. 5 September 12, 1996 ITEM No.: 4 Z -4853-A Cont- Lawson stated that the City would not regulate the rental rates in Mr. Lindsey's development. He stated that this project could conceivably bring water closer to Ms. Land's community, west of Colonel Carl Miller Road. Mr. Lawson noted that Mr. Lindsey had stated Phase I would be for 384 units, as was presented to the neighborhood residents. Mr. Lawson noted that it is difficult for traffic to access an arterial street, such as Stagecoach Road, anywhere in the City. Mr. Lawson also noted that Mr. Lindsey was not asking to have any standards for development waived. In response to a statement that the residents of otter Creek had been offered incentives to eliminate their opposition, Carl Moody stated that Mr. Lindsey offered otter Creek residents nothing area no��nresidents in the entire the proposed development. In response to a question from Commissioner Daniel, Mr. sastreets abutting rojectwould bewidened toMaster pStreet Plan Standards. prod Mr. Lawson clarified that that the application for MF -6 zoning included the following two conditions offered by the applicant: 1. Construction of the golf course will begin with Phase I of the project. 2. The total number of units on the property will not exceed 1,050. W. C. Taylor stated that he was opposed to the rezoning. Commissioner Hawn asked if Baseline Road would support the added traffic. Mr. Lawson responded that both Baseline and Stagecoach Roads are arterial streets and that there would be improvements made to the streets abutting the development. Commissioner Hawn asked about the Parks Plan issue. Tony Bozynski, of the Planning Staff, asked that the Commission delay a vote on the Parks Pian until the october 10, meeting. He stated that staff was working with the Parks Department to identify another site in the area which could replace this site on the Parks Plan. Mr. Lawson stated that the Parks Department did not have a problem with taking the Park off of this site but that a replacement site had to be found. He noted that the proposed development would maintain a park -like atmosphere and would protect the floodway and wetlands. In response to a question from Commissioner Hawn, David Scherer of the Public Works Department, discussed the Master Street Plan in relationship to this item. He noted that the Arkansas Highway Department had plans to widen Stagecoach 6 September 12, 1996 ITEM NO.: 4 Z -4853-A Cont. (State Hwy. 5) to five lanes, and that the project was 2-3 years away. Mr. Scherer stated that traffic counts in the area did not warrant a traffic signal at the intersection of Stagecoach and Crystal Valley Roads. He noted that the additional traffic created by this development could push the traffic count up so as to warrant a signal at the intersection. Mr. Lawson reminded the Commission that site plan related issues should be discussed at the October 10, 1996 meeting, when specifics on the development will be presented. Frank Finster, a neighborhood resident, stated he was concerned about access from the development onto Crystal Valley Road. Jim Lindsey again asked for approval of the rezoning request. Commissioner Brandon stated that one purpose of the Parks Plan was to protect the ecology. She stated that the proposed golf course development would do just that. A motion was made to amend the Crystal Valley District Land Use Plan. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the requested MF -6 zoning with the conditions offered by Mr. Lindsey. Mr. Lindsey came forward and confirmed the conditions to be: 1. 384 units and the golf course to be in Phase I 2. The total number of units on the property will not exceed 1,050. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 7 NAME: LOCATION: RE IIEST: SOURCE: STAFF REPORT: Land Use Plan Amendment - Crystal Valley District East of Colonel Carl Miller between Crystal Valley and Baseline Roads Change the area from Single Family, Park Open Space Public Institutional to Low Density Multifamily, Park Open Space Public Institutional. Rezoning Request - Z -4853-A The site is located in the Crystal Valley District. The adopted Land Use Plan recommends Single Family, Multifamily, Open Space/Park and Public Institutional uses for the site. The request is for Low Density Multifamily. Staff does not believe the overall density will be increased with the proposed change. The distribution may be different and with "MF -6" the locations of concentrations or whether there will be concentrations is unknown. Staff recommends the creek drainage area - floodway be shown as Park/Open Space. There is a Parks Plan issue. The Park/Open Space area on the Plan is on the Master Parks Plan. An alternative site, in the general area, is acceptable as a replacement. South of the -creek and northwest of the Colonel Carl Miller/Baseline intersection would change from Single Family and Multifamily to Low Density Multifamily. The overall density should be similar to that in place now. while the single family increases, the multifamily decreases. The Public use area would move from Crystal Valley Road to Baseline Road. The current site was a proposed school site (by consultant planners in 1986). The proposed site is the location of an existing church. A small area which was Single Family and Park along Crystal Valley north of the creek would be changed to Low Density Multifamily. There are existing single family homes to the north and east of this site. In summary staff does not believe the density change is significant. It appears this is just a slight rearrangement of residential density. The change is appropriate with the surrounding "Planned" development pattern. This pattern is multifamily south of Baseline, single family to the north and west of the area in question with commercial to the east. STAFF RECOMMENDATION: Approval September 12, 1996 ITEM NO.: NAME. Master Street Plan Amendment REQUEST: Remove proposed collector LOCATION: Northeast of Baseline Road and Colonel Carl Miller Road SOURCE: Property Owner STAFF REPORT: The owners of approximately 200 acres northeast of Baseline and Colonel Carl Miller Roads have asked to have a collector removed from the Master Street Plan. Without this collector there will be no internal circulation in the area. That is the arterials will be forced to carry more of the vehicular trips - resulting in more congestion than with the internal circulation. The owners are also asking for higher density zoning for much of the area - R-2 to MF -6 - The owners have indicated the type of development - apartments around a golf course. However there is not Planned Development so there is no guarantee. Staff cannot support the plan change without assurance that the development will occur as indicated. With a Planned Development or site plan review the removal may be appropriate. The design plan shown to staff will work without the collector and staff can support the Plan changes as proposed conditioned on the development pattern. STAFF RECOMMENDATION: Deferral of the Master Street Plan issue to the October 10, 1996 meeting (the scheduled public hearing for the conditional use permit for the proposed golf course).